Amy Cimetta, RE/MAX Estate Properties

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Month: April 2017

Today’s Brokers’ Open in Redondo Beach was loaded with new listings; it definitely feels like inventory is picking up! Outdoor spaces and some nice remodels caught my eye today. Make sure you check out these properties over the weekend. And if you have any questions, don’t hesitate to reach out to me. I’m always happy to coordinate showings and negotiate offers, if you need representation.

North Redondo Beach, Area 152

2312 Huntington Lane, #2, $999,000

Entertainer’s dream backyard in North Redondo

This detached, back unit townhome is on an unusual (almost) 9,000 sq foot lot. Typical lot size for a two-on-a lot is 7,500 sq. feet. This extra land affords both units a lot of space. There are two guest spots: one between the units and one to the left of the rear unit. And the backyard is much deeper than the typical two-on-a-lot, hosting a bar, large patio table and chairs, and built-in waterfall. It’s an entertainer’s dream. Not to be overlooked, is the recently remodeled interior. There are Acacia hardwood floors, beautiful custom cabinets and marble countertops. I’ll be honest, I’m not a fan of marble in the kitchen because it stains easily, but it looks gorgeous. Upstairs is a family room and 4 bedrooms. This home is priced LOW at $999,000. I can guarantee that there will be multiple offers. It should go over $1.1 based on the upgrades and size of the lot and backyard. This is an unusual property and it should create high demand.

2312 Huntington backyard 2

Kitchen at 2312 Huntington Lane, #2 with beautiful custom cabinetry.

2504 Huntington Lane, #B, $1,260,000

Just two blocks east, 2504 Huntington Lane is another townhome for sale. It’s a newer Mediterranean construction. It’s also a detached, rear unit. This 2003 built townhome also had a hefty makeover and shows very well. It has a light and airy feel, and there are many custom details like the stone on the fireplace and the chandelier in the stairwell. Priced in the right ballpark, this home should sell quickly.

1907 Belmont Lane, #A, $789,000

One of the charming features of 1907 Belmont Lane. The 2nd bedroom has a large window looking into the downstairs space.

This property was another surprise today. It offered a floorplan that I’ve never seen before in North Redondo. And in my opinion, different can be very good. The front entrance is toward the back of the house… not sure I’m sold on that, but it does offer some additional privacy. This townhome does not have the open concept that everyone seems to be looking for these days, but the design offers open, airy space. You can look down into the kitchen and living space from the stairway mid-landing and through the interior windows from one of the bedrooms upstairs., giving the home a lot of character. It’s a 3 bedroom that is currently being used as a 2 bedroom. It works well if 2 bedrooms is all you need because then you can enjoy the charming formal dining room. But it can also be easily converted back to a downstairs 3rd bedroom… just need to install doors to the closet. There are a ton of outdoor spaces throughout this house and the side run is extra wide and extremely usable.

North Redondo Beach, Golden Hills, Area 154

Heading into the Golden Hills, there were 3 tall & skinny homes on Brokers’ today. These are all single families, and they earned the name tall & skinny from the typical narrow lot dimensions of 25′ x 100′.

1109 Stanford Ave, $1,049,000

This single family is in decent condition although it could use some updating. I like the fact that it has the additional half bathroom upstairs with the living space so the master bedroom doesn’t have to share a bathroom with guests. The backyard was my favorite feature. It has a zen-like patio with bamboo to create extra privacy.

1215 Stanford Ave, $1,295,000

This secluded, charming front patio offers a great place to chill at 1215 Stanford in the Golden Hills of Redondo Beach

Front deck offers a cute place to sit and chat.

This single family is not the typical tall & skinny lot. The lot size is slightly bigger at 3,763 sq feet. The house is over 1,725 sq feet. It feels a lot bigger than what you expect when you walk up to it, doing a good job of fitting a lot of living space into this split level. This property also has great outdoor spaces that help extend the livability of the home. There’s a L-shaped backyard, a nice-sized front deck and a private front patio. You will want to spend a lot of time outside in these cozy spaces.

Backyard has a deck and patio creating another place to kick back and entertain.

South Redondo

826 Knob Hill, $1,375,000

I made a stop in South Redondo today at 826 Knob Hill. This house is across the street from Alta Vista Elementary. It’s an older home that’s been nicely remodeled downstairs. There are three large entertaining areas on the first floor plus a bedroom. Upstairs are three more bedrooms. There is no true master bedroom, but you could easily convert the front living room or back family room into an awesome master suite and still have plenty of living space. And the small downstairs bedroom would be a perfect home office. Buyers are currently circling this property and there very well be offers submitted over the weekend. This home is next to the Southern California Edison substation that had stray voltage a few years back, but supposedly SCE fixed the problem. As a homebuyer, you want to investigate this however.

Here are some of my favorite properties for sale in Redondo Beach that hit the market in the past week (some a little longer). I selected each of these homes for reasons that I will explain below.

504 S Gertruda Ave, Redondo Beach. $1,999,999

This property has been on the market for 27 days now, but it’s worth a look if you haven’t seen it yet. I love this location in South Redondo because the incline allows for great ocean views. Also the streets in south Redondo are broad, creating lovely curb appeal, and a feeling of space that is hard to find in the beach cities.

Ocean view from 1st floor

Unobstructed ocean view from the 2nd floor.

Stairs from the back patio in this Redondo Beach single family lead to a large grassy backyard.

So here’s what I like about this property:The backyard is large and versatile. There is a patio area just off the kitchen which is perfect for entertaining. Then take a few steps up to the grassy yard, ideal for kids or pets. 1. The location: not only is it esthetically pleasing, but it’s not too far from the beach and not too far south to make your commute north absolutely miserable. 2. Views: You can enjoy the ocean views from the front deck and living room as well as the master bedroom and bathroom. The views on the first floor can be blocked, but the second floor views are spectacular and they are safe from obstruction. 3. Square footage: This is a large home with 2,845 sq. feet. All the rooms are spacious; the kitchen has a huge island and a pantry. 4. The backyard: Like I said, it’s been on the market for almost a month so it may be time to negotiate the price down!

2834 Pinckard Ave, Redondo Beach, $899,000

This home is on one of the best streets in the TRW tract of North Redondo Beach. It’s a small remodeled home with only 2 bedrooms, but the lot is 8,315 square feet, leaving room to grow. You can live in this home and add on down the road. What makes the home very livable is the outdoor living/entertaining space. It’s an awesome free standing covered patio with bar, built-in barbecue, refrigerator, heater and flat screen TVs. You will want to invite all your friends over every weekend! This home is priced at $899,000. The house is small, but the home will sell for more due to the size of the lot and backyard.

Entertainer’s Dream Outdoor Space in Redondo Beach

Hang out in your high end outdoor patio with all the amenities.

Large backyard of this 8,300+ lot on Pinckard Avenue in Redondo Beach. There’s room to build a much larger home and still have a rockin’ backyard.

2303 Harriman Lane, #B, Redondo Beach, $1,049,000

The master bedroom in this North Redondo Beach townhome has a spacious alcove.

As usual a few townhomes in North Redondo Beach have it the market. My favorite this week is 2303 Harriman Lane, #B. It’s the back detached unit on a 2-on-a-lot. This home gets great light. It was built in 2000 but its appointments are still attractive and don’t feel too dated. I like the curved staircase. And my favorite features were in the master bedroom. There’s the tw0-way fireplace and a large, pretty alcove that is perfect for a home office, workout area or a sitting room. It’s well priced at $1,049,000. The current competition is higher priced and not as nice, in my opinion.

This weekend I enjoyed a rare opportunity for a private preview of the Brewery Art Walk in East LA. The Art Walk takes place at the historical Pabst Blue Ribbon Brewery which was zoned years ago as an Artists-in-Residence community. Artists rent live/work spaces in industrial buildings that offer really cool lofts and other unique spaces that inspire creativity. We toured six different artists’ studios, meeting the artists, and listening to them speak about their art and their process. I even bought a small original piece from one of the artists we met on Saturday. Since she was selling it to me directly from her studio and didn’t have to give a cut to a gallery owner, she was willing to negotiate!

The art covers the spectrum from massive oil paintings that sell for $25,000, to illustrations, to printmaking that requires a precise layering of colors, to realism, to graphic artists that celebrate the city of Los Angeles. And that’s just what I had a chance to see. Other exhibits include sculpture, ceramics, photography, architecture, landscape, and more.

Brewery Art Walk 2017

Artist Jill Sykes discussing her work at the Brewery Art Walk.

The official Art Walk takes place on April 29 & 30 from 11 am – 6 pm. More than 100 artists-in-residence will open their spaces to the public. It’s a free event; even parking is free. And it’s a cool way to spend an afternoon absorbing culture, exploring new and favorite artists, and visiting a world that is starkly different from the Beach Cities or west side. Come spark your imagination with an up close and personal look at these artists’ work. Viewing their art in their homes and/or studios where they create is fascinating, and at times gives a deeper understanding of their artistry. The community itself: the buildings and the space has artistic value, and just touring the brewery and surrounding industrial buildings on this 16 acre campus is fascinating and worth the drive. And to worry, there’s a beer garden, and the on-site restaurant, Barbara’s At The Brewery, will be open for your culinary delight.

Just when you thought the stress of getting your home sold is over, there’s the next challenging hurdle of moving into your new place… if you even have one yet! A rent-back can be a helpful tool for a seller who needs more time to pack up a lifetime of belongings or still needs to find a new place to live. Some sellers need the proceeds from the sale before they can pay for and close on their upleg so there is a period of time between closes that they are essentially homeless.

As a buyer, including a rent-back in your initial offer may give you a leg-up on the competition. If the seller is going to need more time after the close of escrow, a rent-back can make your offer more attractive. Other buyers may not have the ability or willingness to offer a rent-back.

How a Rent-Back Works

Rental Agreement

A rent-back agreement is a legally binding part of a purchase contract that does what it says: the buyer rents back the home to the seller for a specific period of time. The seller/tenant and buyer/landlord agree on how long the seller will stay in the property and how much the buyer will charge. Typically, the seller agrees to pay the buyers’ PITI which is their total monthly payment for their loan plus taxes and insurance. In this way, the buyer is not losing any money while the seller is still living in the property. But like everything in the contract, it’s negotiable. For instance, I just sold a home in which my client, the seller, got a 30 day rent-back for free. We had so many offers that several buyers were willing to offer the rent-back at no charge in order to sweeten the deal.

It’s best to negotiate all terms up front at the same time you’re negotiating the offer. Terms including deposit, utilities, renter’s insurance will be more easily agreed upon early on. But once the offer is fully executed, if the buyer did not stipulate a deposit, there’s very little chance the seller will agree to it later on.

Also, keep in mind the following: Lenders typically allow rent-backs for no more than 60 days. A rent-back for 29 days or less requires a simpler agreement than a rent back for 30 days or more. The buyer gets the keys at the close of escrow, but possession of the property is not delivered until the end of the rent-back. The buyer/landlord must give the seller/tenant 24 hour notice, per the agreement, for access to the property.

The Potential Negatives of a Rent-Back for Buyers and Sellers:

Household goods packed up for the big move to the new house.

For a seller who has lived in a home for a long time with a small mortgage, paying the buyer’s PITI can cause sticker shock, because it’s based on a higher value and subsequently a larger loan amount. Another possible downside for the seller is that you’re now living in someone else’s house! This can have emotional implications that are hard to imagine beforehand.

From the buyer’s perspective, you own a home, but someone else is living in it now! You have the responsibilities of a landlord. And there is the risk that the seller may not move out on the scheduled date.

When executed properly, a rent-back agreement can be a win-win for everyone involved. If you have more questions about rent-backs or are looking for a solution for your particular situation, feel free to call me at (310) 428-8804.

Easter is just around the corner, offering a lot of fun activities in the Beach Cities for your younger kiddos! Easter egg hunts are a blast and one of the best photo ops of the year. And Easter is always a great opportunity to get dressed up and treat the family to a fancy brunch. Here’s what’s happening in the South Bay:

El Segundo

You’ll have to grab your swim goggles to enjoy El Segundo’s Underwater Eggstravaganza at the Plunge. The underwater egg hunt starts at 7 PM on Friday, April 14 and costs $5 at the door. The Plunge swimming facility is located at 219 West Mariposa Avenue.

Additionally, on Saturday, April 15 from 9:30 to11 AM, the El Segundo Recreation and Parks Department hosts their annual FREE Egg Hunt Eggstravaganza. Crawlers and Walkers and 2 to 4 year-olds start the hunt at 10 AM, 5 years and up at 10:30 AM. Recreation Park is located at 401 Sheldon St. For more information, call (310) 524-2700.

Manhattan Beach

You can find the Easter Bunny at the Downtown Manhattan Beach Farmers’ Market on Tuesday, April 11. Take a train ride, hunt for eggs, get your face painted and get some photos with your favorite furry friend. Bring your own camera as there will be no photographer! Metlox Plaza, 451 Manhattan Beach Blvd. For more info, check out their Facebook page.

Enjoy a relaxing and decadent Easter brunch Shade Hotel in Manhattan Beach on Sunday, April 16 from 9 AM to 3 PM. Treat yourself to a gourmet buffet at Shade’s contemporary restaurant and lounge, zinc@Shade. Additional fun for the kiddies includes crafts and an Easter egg hunt. For additional information and to make reservations, visit their Facebook event page or call 310-546-4995.

Redondo Beach

The South Bay Galleria’s Spring Fling Event will be held Saturday April 8 from 11 AM to 1 PM. This FREE family event includes balloon arts, prize baskets, a dance floor, face painting and more! You can also have your photo taken with the Easter Bunny to take home in a special frame. For more details click here. The South Bay Galleria is located at Hawthorne and Artesia.

Shade Hotel Redondo Beach will have a fabulous Easter brunch! The grownups can enjoy a mimosa, sunshine, and a gourmet buffet at the Sea Level restaurant, while the kids partake in holiday activities, crafts, and an Easter egg hunt. Sunday, April 16 from 9 AM to 3 PM. For more info and to make reservations, call (310) 921-8950.

Palos Verdes Peninsula

The city of Rancho Palos Verdes hosts their Egg Hunt Eggstravaganza on Saturday April 15. For kids ages 1-8, there will be photos, prizes and of course an appearance by the Big Bunny! The fee is $15 per child, click here to register. At Ladera Linda Community Center, 32201 Forrestal Dr.

Terranea Resort will host a luxurious Ballroom Brunch and Easter Eggstravaganza on Sunday, April 16. Kids have their own buffet stations, and afterwards there will be a petting zoo, music, arts and crafts, and of course an egg hunt! Of course, you can always enjoy the views of the South Bay from the cliffs of Terranea! For further info and ticket purchase, click here. Terranea Resort is located at 100 Terranea Way in Rancho Palos Verdes.

St. Luke’s Presbyterian Church hosts a Community Egg Hunt on Saturday, April 15. A bouncy castle, snacks, games, crafts, and an egg hunt are all part of this FREE family event. From 10 AM to noon. 26825 Rolling Hills Rd in Rolling Hills Estates. For additional info, you can call (310) 377-2825.

In Palos Verdes Estates, the Neighborhood Church will host an Easter Egg Hunt on Sunday, April 16 at 10 AM. The hunting happens between services on the south lawn. Gather up the whole family for this FREE event. For additional information, call 310-541-8485. The Neighborhood Church is located at 415 Paseo Del Mar in Palos Verdes Estates.

Lomita

The city of Lomita welcomes you and your family to Breakfast with Bunny on Saturday April 15 from 8:00 AM. to 9:00 AM at Lomita Park. For $10 per family you will have pastries, coffee, and pictures with the Easter Bunny. An Easter Egg Hunt follows at 9:30 AM for all kids under 14. Lomita Park is located at 24428 Eshelman Ave.

Afterwards, the Lomita Railroad Museum will also host an egg hunt at 12:30 PM, followed by Easter arts and crafts and photos with the Easter Bunny. Cost is $10 per family. Call (310) 326-6255 for more information. 2137 250th St.

Torrance

Del Amo Fashion Center will have The Bunny Photo Experience through Saturday, April 15. For $10 kids can visit with the Easter Bunny and get a fun and memorable photo to take home. Make your appointment with Bunny here.

The City of Torrance will celebrate Easter on Saturday, April 15 from 9 AM to noon. This special program includes breakfast, a cookie decorating station, pics with Bunny, and a special performance by Buster Balloon! Breakfast will be served from 9 to 9:30 AM and seating is limited. Tickets are $20. For more information and tickets, click here. The Torrance Cultural Arts Center is located at 3330 Civic Center Drive.

Connection Point Church will hold their annual Giant Easter Egg Hunt on Saturday, April 15 from 10 AM to noon at Wilson Park. This FREE event offers a whopping 75,000 easter eggs to find for kids ages 0-12, live music, face painting, bounce houses, relay games and a photo booth. For further info call (310) 326-0276 or click here. Wilson Park is located at 2200 Crenshaw Blvd.

Have some FREE Easter cookies and celebrate Easter at Torrance Bakery on Sunday, April 16 from 10 to 11:30 AM. Sponsored by the Old Torrance Neighborhood Association, you can participate in a meet & greet with the Easter Bunny and take selfies with Mr. & Mrs. Bun. Torrance Bakery is located at 1341 El Prado Ave.

San Pedro

How would you like to have Easter breakfast aboard a real battleship? Well, here’s your chance as the Battleship Iowa holds this unique event on Sunday, April 16. Have breakfast like a real sailor in the mess hall and pet some critters in the petting zoo. The Easter Bunny will be hanging around from 10 AM to 4 PM. The cost of $45 per adult, $35 for youth, and $11 for children includes ship’s admission and self guided tour. Click here for tickers and additional info.

Gardena

On Saturday, April 15 at the Nakaoka Community Center in Gardena, breakfast and crafts offered from 8:00 AM to 10:45 AM, and an Easter Egg Hunt starts at 10 AM. The little ones can enjoy a puppet show at 10:45. Pre-sale tickets for Breakfast with the Easter Bunny cost only $5 and are available at the Nakaoka Community Center. Tickets at the door will be $7. The Center is at 1670 West 162 Street, Gardena.

Whatever you decide to do, the South Bay and its Beach Cities has a ton of activities for you and your family to enjoy. Happy Easter!